For builders
Build what you already build. Skip the land.
In a hybrid spec, you bring your proven plans and a fixed price. A landowner supplies the lot and a broker brings the buyer. You start construction with a signed buyer and no land on your books.
AI-generated illustration
What changes
The same house. A different order of events.
A spec builder buys land, builds, then looks for a buyer. Here the buyer comes first and the land never passes through your hands.
What you bring
- A short list of plans you have built before, with drawings ready.
- A fixed base price for each plan, and a priced options list.
- A way to price the site. Grading, driveway, septic or sewer, utilities.
- A schedule and a warranty you will put in writing.
- Your license and insurance, current and on file.
What you stop carrying
- The land purchase. The landowner holds the lot until the buyer closes.
- The land loan and its interest. There is no lot on your balance sheet.
- The unsold house. You start with a buyer under contract.
- The listing and marketing. The brokerage runs both.
- The design meetings. Buyers choose from your plans and your options list.
What it costs you before a buyer signs
Proposed terms for the North Georgia pilot. Terms bind only in a signed agreement.
One home, two ways
Run your numbers.
Enter one home the way you would price it. The right side shows the same home built as a traditional spec and as a hybrid spec.
The starting figures for price, lot, build cost and other costs are national averages from NAHB’s 2024 cost survey. The land-loan rate and holding period are placeholders. Replace every figure with your own.
| Per home | Traditional spec | Hybrid spec |
|---|---|---|
| Your cash or credit in the lot | $0 | $0 |
| Interest while you hold the lot | $0 | $0 |
| Your margin | $0 | $0 |
- Landowner
- Construction
- Other costs
- Your margin
A simplified model for discussion. It leaves out taxes, lot option fees, construction interest and your own financing terms, and it is not a projection or a promise of results. Source for the starting figures: NAHB, Cost of Constructing a Home in 2024 (lot 13.7%, construction 64.4%, other costs 10.8%, profit 11.0% of an average price of $665,298).
How you are protected
The questions a builder should ask.
What if the site costs more than expected?
The site is checked before a price is published, and your site-cost method is part of the pairing. Each price carries a date it is good through, so you can reprice as costs move.
What if the buyer changes their mind mid-build?
Selections lock before permits are filed. After that date, changes follow your change-order terms or are not offered at all. You decide which.
Who do I answer to?
Your construction contract is with the buyer. The brokerage markets the home and coordinates the paperwork. It does not direct your crews or your means and methods.
North Georgia
Looking for lots to build on in North Georgia?
Gold Peach Realty works with landowners across Lumpkin, Hall, White and Dawson counties and has lots listed now. Call (770) 283-1223 and ask which ones fit the homes you build.
Some can go into the program, where you build for a buyer and never buy the land. Others are for sale outright if you would rather own the lot. One call covers both.
Questions
What builders ask.
Where can I find lots to build on in North Georgia?
Gold Peach Realty lists land in Lumpkin, Hall, White and Dawson counties. Call (770) 283-1223 and say what you build. Some lots can join the program, where a buyer purchases the lot and you build on it. Others can be bought outright.
Do I ever own the lot?
Not on the pilot’s default path. The lot goes straight from the landowner to the buyer when the buyer’s construction loan closes. You build on the buyer’s land under your construction contract.
How am I paid?
A builder deposit at contract, on the terms in your construction contract, then draws from the buyer’s construction loan as each stage is completed and inspected. The final draw follows the certificate of occupancy.
Who pays the real estate commission?
The landowner pays the commission on the lot under the lot’s listing agreement. The commission on the home is a builder-paid amount on the base price, written into a builder agreement before any listing goes live and disclosed to every party. Hybrid Spec Homes takes no part of any commission.
Will another builder be offered the same lots?
Not during the pilot. The proposal is one builder for the first window, so you are not pricing against a competitor on the same land.
Can I use my own construction contract?
Yes. It is checked against the lot purchase agreement so that the two depend on each other and neither closes alone.
What if a buyer cannot get a construction loan?
Buyers speak with a construction lender before they are introduced to you. Closing at completion, with you financing the build, is possible later at your choice. It is not part of the pilot.
What do I have to spend before a buyer signs?
Under the proposed pilot terms, your time: one walk of each lot and a price sheet for the plans that fit it. You do not buy land, pay for listings or pay to test land you do not own.
The ask
What the pilot needs from you.
The first pairing can be listed once these are in hand. The proposal covers each one.
Read the proposal- Three plans you would be glad to build again, with drawings and a specification sheet.
- A base price for each, an options list with prices, and the date those prices are good through.
- Your site-cost method, so each lot can be priced the same way.
- A build schedule from permit to certificate of occupancy.
- Your warranty terms, license number and proof of insurance.
- One person who answers when a buyer or the brokerage calls.
Start a conversation
Bring a lot, a plan, or a question.
Gold Peach Realty is the brokerage for the North Georgia pilot. Call or write and say whether you build, own land, want a home, or run a brokerage.